Blk 298B Compassvale St
Project page · 99-year lease from 2001
Based on 17 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 299A | 01 TO 03 | 94 sqm | S$550,000 | S$5,851 psm | ×1.000 | S$5,851 psm |
| Sept 2026 | Blk 299B | 07 TO 09 | 94 sqm | S$578,000 | S$6,149 psm | ×1.000 | S$6,149 psm |
| Sept 2026 | Blk 291B | 10 TO 12 | 90 sqm | S$558,000 | S$6,200 psm | ×1.000 | S$6,200 psm |
| Jul 2026 | Blk 291A | 01 TO 03 | 90 sqm | S$535,000 | S$5,944 psm | ×1.000 | S$5,944 psm |
| Jul 2026 | Blk 297B | 01 TO 03 | 94 sqm | S$550,000 | S$5,851 psm | ×1.000 | S$5,851 psm |
| Jul 2026 | Blk 299A | 07 TO 09 | 94 sqm | S$591,000 | S$6,287 psm | ×1.000 | S$6,287 psm |
| Jul 2026 | Blk 298B | 13 TO 15 | 94 sqm | S$580,000 | S$6,170 psm | ×1.000 | S$6,170 psm |
| Jun 2026 | Blk 252 | 10 TO 12 | 96 sqm | S$588,000 | S$6,125 psm | ×1.000 | S$6,125 psm |
| Jun 2026 | Blk 297B | 16 TO 18 | 94 sqm | S$580,000 | S$6,170 psm | ×1.000 | S$6,170 psm |
| May 2026 | Blk 291D | 13 TO 15 | 90 sqm | S$560,000 | S$6,222 psm | ×1.000 | S$6,222 psm |
| Apr 2026 | Blk 291D | 13 TO 15 | 90 sqm | S$550,000 | S$6,111 psm | ×1.000 | S$6,111 psm |
| Mar 2026 | Blk 252 | 13 TO 15 | 96 sqm | S$595,000 | S$6,198 psm | ×0.997 | S$6,180 psm |
| Mar 2026 | Blk 297B | 13 TO 15 | 94 sqm | S$615,000 | S$6,543 psm | ×0.997 | S$6,523 psm |
| Jan 2026 | Blk 297A | 13 TO 15 | 94 sqm | S$618,000 | S$6,574 psm | ×0.997 | S$6,555 psm |
| Jan 2026 | Blk 298A | 04 TO 06 | 94 sqm | S$558,000 | S$5,936 psm | ×0.997 | S$5,919 psm |
| Dec 2025 | Blk 291D | 01 TO 03 | 90 sqm | S$538,000 | S$5,978 psm | ×0.996 | S$5,954 psm |
| Dec 2025 | Blk 299A | 16 TO 18 | 94 sqm | S$634,000 | S$6,745 psm | ×0.996 | S$6,718 psm |
How accurate is this estimate for Compassvale St?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 64 sales in Compassvale St since.
- Median error
- 2.5%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
6.21% gross yield
S$36,000 of rent a year against the estimate above · 0.01 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 22 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 blocks. This town has too few such blocks to measure on its own.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 292B | 4 ROOM | S$3,000 |
| Aug 2026 | 299B | 4 ROOM | S$2,000 |
| Jul 2026 | 298A | 4 ROOM | S$3,000 |
| Jun 2026 | 262A | 4 ROOM | S$3,700 |
| Jun 2026 | 298B | 4 ROOM | S$2,700 |
| Apr 2026 | 292B | 4 ROOM | S$3,100 |
| Mar 2026 | 297A | 4 ROOM | S$3,150 |
| Mar 2026 | 298D | 4 ROOM | S$3,000 |
median of 22 HDB rental approvals for 4 ROOM on Compassvale St since 2025-10.
Buying or selling at S$580,000?
Buying: Stamp duty on S$580,000 · Cash and CPF needed on S$580,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$580,000.
Each opens with this figure filled in; change anything there.
Primary schools near 298b Compassvale St
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Rivervale Primary School · 272 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 437 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 602 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 668 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 735 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 736 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 815 m · no 2025 Phase 2C ballot
1 to 2 km
- Greendale Primary School · 1,071 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol View Primary School · 1,085 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Horizon Primary School · 1,216 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,236 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 1,255 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,293 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,323 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,500 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,655 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,679 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 1,741 m · no 2025 Phase 2C ballot
- Waterway Primary School · 1,750 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 298B · EXECUTIVE · 04 TO 06 · Premium Apartment · 74 years left | 134 sqm | S$780,000 | S$5,821 psm |
| Jul 2026 | Blk 298B · 4 ROOM · 13 TO 15 · Premium Apartment · 74 years left | 94 sqm | S$580,000 | S$6,170 psm |
| Oct 2025 | Blk 298B · 5 ROOM · 10 TO 12 · Premium Apartment · 75 years left | 120 sqm | S$715,000 | S$5,958 psm |
| Sept 2025 | Blk 298B · 4 ROOM · 07 TO 09 · Premium Apartment · 75 years left | 94 sqm | S$583,000 | S$6,202 psm |
| Apr 2025 | Blk 298B · 4 ROOM · 10 TO 12 · Premium Apartment · 75 years left | 94 sqm | S$630,000 | S$6,702 psm |
| Apr 2025 | Blk 298B · 4 ROOM · 10 TO 12 · Premium Apartment · 75 years left | 94 sqm | S$570,000 | S$6,064 psm |
| Feb 2025 | Blk 298B · 4 ROOM · 16 TO 18 · Premium Apartment · 76 years left | 94 sqm | S$575,000 | S$6,117 psm |
| Sept 2024 | Blk 298B · 4 ROOM · 01 TO 03 · Premium Apartment · 76 years left | 94 sqm | S$532,000 | S$5,660 psm |
| Feb 2024 | Blk 298B · 5 ROOM · 04 TO 06 · Premium Apartment · 77 years left | 114 sqm | S$560,000 | S$4,912 psm |
| Jan 2024 | Blk 298B · EXECUTIVE · 10 TO 12 · Premium Apartment · 77 years left | 134 sqm | S$775,000 | S$5,784 psm |
| Sept 2023 | Blk 298B · EXECUTIVE · 07 TO 09 · Premium Apartment · 77 years left | 134 sqm | S$735,000 | S$5,485 psm |
| Feb 2023 | Blk 298B · 4 ROOM · 07 TO 09 · Premium Apartment · 78 years left | 94 sqm | S$500,000 | S$5,319 psm |
| Feb 2023 | Blk 298B · 4 ROOM · 04 TO 06 · Premium Apartment · 78 years left | 94 sqm | S$450,000 | S$4,787 psm |
| Nov 2022 | Blk 298B · 5 ROOM · 04 TO 06 · Premium Apartment · 78 years left | 113 sqm | S$580,000 | S$5,133 psm |
| May 2022 | Blk 298B · 4 ROOM · 07 TO 09 · Premium Apartment · 78 years left | 94 sqm | S$462,000 | S$4,915 psm |
| Mar 2022 | Blk 298B · 4 ROOM · 04 TO 06 · Premium Apartment · 78 years left | 94 sqm | S$452,000 | S$4,809 psm |
| Dec 2021 | Blk 298B · 5 ROOM · 01 TO 03 · Premium Apartment · 79 years left | 114 sqm | S$450,000 | S$3,947 psm |
Showing 17 of 122.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 298B · 5 ROOM | S$3,500 | — |
| Jul 2026 | Blk 298B · 5 ROOM | S$3,400 | — |
| Jun 2026 | Blk 298B · 4 ROOM | S$2,700 | — |
| May 2026 | Blk 298B · EXECUTIVE | S$3,450 | — |
| Jan 2026 | Blk 298B · 5 ROOM | S$3,900 | — |
| Dec 2025 | Blk 298B · EXECUTIVE | S$3,500 | — |
| Nov 2025 | Blk 298B · 5 ROOM | S$3,400 | — |
| Oct 2025 | Blk 298B · 5 ROOM | S$3,100 | — |
| Sept 2025 | Blk 298B · 5 ROOM | S$3,500 | — |
| May 2025 | Blk 298B · EXECUTIVE | S$3,350 | — |
| Feb 2025 | Blk 298B · 5 ROOM | S$3,900 | — |
| Oct 2024 | Blk 298B · 5 ROOM | S$3,038 | — |
| Sept 2024 | Blk 298B · 4 ROOM | S$3,000 | — |
| May 2024 | Blk 298B · 4 ROOM | S$2,550 | — |
| Jan 2024 | Blk 298B · 5 ROOM | S$3,300 | — |
| Dec 2023 | Blk 298B · EXECUTIVE | S$3,700 | — |
| Nov 2023 | Blk 298B · 5 ROOM | S$3,138 | — |
| Jun 2023 | Blk 298B · EXECUTIVE | S$3,700 | — |
| Mar 2023 | Blk 298B · 5 ROOM | S$3,850 | — |
| Jan 2023 | Blk 298B · 5 ROOM | S$4,200 | — |
| Jul 2022 | Blk 298B · 5 ROOM | S$2,800 | — |
| May 2022 | Blk 298B · 4 ROOM | S$2,100 | — |
| Dec 2021 | Blk 298B · EXECUTIVE | S$2,900 | — |
| Nov 2021 | Blk 298B · 4 ROOM | S$2,300 | — |
| Nov 2021 | Blk 298B · 5 ROOM | S$2,100 | — |
| Nov 2021 | Blk 298B · 5 ROOM | S$1,700 | — |
| May 2021 | Blk 298B · EXECUTIVE | S$2,450 | — |
| Feb 2021 | Blk 298B · 5 ROOM | S$3,000 | — |
| Jan 2021 | Blk 298B · 5 ROOM | S$2,000 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 73 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 68 years | S$556,398 | S$614,309 | S$665,308 | S$676,944 |
| 10 years | 63 years | S$539,026 | S$657,070 | S$770,698 | S$797,891 |
| 20 years | 53 years | S$496,437 | S$737,680 | S$1,014,875 | S$1,087,756 |
On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.